Clapham East · Lambeth · Clapham and Brixton Hill constituency · 51.46680, -0.12824

SW9 9BT— Clapham East, Lambeth

Location and area intelligence for SW9 9BT, Clapham East, Lambeth

The hidden gem

 

Schools 88%Safety 65/100Transport 65/100Low yield 3.39%

Best for: Families, Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
65
Schools
90
Transport
65
Environment
30
Investment
52

The bottom line

SW9 9BT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £637,500 median — strong value for Families and Young professionals who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SW9 9BT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+22.6% vs London avg
vs London income+26.2% vs London avg
vs London crime+94.0% vs London avg

Deep-dive guides for SW9 9BT

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The hidden gem”

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How SW9 9BT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Larkhall Primary Campus

Good · Inspected Jun 2023 · 6 min walk

KS2: 106.7

★★

Secondary

Platanos College

Good · Inspected Oct 2021 · 12 min walk

P8: -0.18A8: 44.8

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Maytree Nursery School

Not inspected · 21 min walk

5 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

126.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 437.5%

+57% vs borough

Crime by type

Other33%
Violence & sexual offences21%
Burglary11%
Anti-social behaviour10%
Theft10%
Robbery5%
Vehicle crime5%
Drug offences4%

Stop & search

7.5

per 1,000 residents

→ Stable

trend

Road safety

96

Road safety score

4

Accidents (5yr)

8

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Clapham Fire Station · 904m

Crime is +94% above London average

Property

2 Jul

Prices, sales volume and market trends

£637,500

Median sale price

Above London median by 23%

£637,500 is 23% above the London median (£520,000)

-40.6%

This year

Flat

Dominant type

Price history

5-year change
+27.8%
Sales (24 months)10
New build10.0%
Avg flat£637,500
Price per m²£8,489/m²
Price per ft²£789/ft²
Avg floor area78.2 m²

EPC breakdown

B
21%
C
62%
D
32%
E
7%
F
10%
G
5%

Based on 137 properties · Confidence: high

Street mix

Terraced 3%Detached 0%Flat 93%Other 4%

LHA rates — Inner South West London

Shared room£685/mo
1 bedroom£1420/mo
2 bedrooms£1700/mo
3 bedrooms£2160/mo
4 bedrooms£2900/mo

Stamp duty

Standard buyer£19,375
First-time buyerFTB
£19,375
Additional propertyBTL/2nd
£38,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.0×

Price-to-income

£3,189/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£195,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.2%

Total change

+386%

Market Activity

Price Velocity & Acceleration

Current Velocity

-31.3%

per year

Acceleration

-27.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 221 sales

Property Type Mix

Total: 221 sales

Detached0.5%
Terraced2.7%
Flat/maisonette96.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£193k+118.8%8.8
Post-dot-com plateau2001–2004£215k£258k+19.8%6.5
Pre-crash peak2005–2007£263k£405k+54.3%5.7
GFC & correction2008–2012£306k£407k+33%5.2
Help-to-Buy recovery2013–2016£497k£756k+52.1%9.5
Brexit uncertainty2017–2018£605k£538k-11.2%6.5
Pandemic surge2020–2021£600k£499k-16.8%11
Rate-rise correction2022–2023£650k£770k+18.5%7
Current market2024–2026£650k£428k-34.2%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
7.3%
District
6.7%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Clapham North Underground StationNorthern line
1.7 min walk
Clapham High Street

Nearby stations

Clapham North Underground StationNorthern
3 min walk
Clapham High Street Rail StationWindrush
4 min walk
Clapham High StreetNational Rail
4 min walk
Stockwell Underground StationNorthern · Victoria
9 min walk
Wandsworth Road Rail StationWindrush · Southeastern
10 min walk
No bus stops within 400m

56

Walkability score

162

Footpaths (500m)

10

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria ★28 min
Waterloo30 min ↓
Canary Wharf44 min ↓
City36 min ↓

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

3

EV chargers (800m)

Nearest car park169m
Santander docks (800m)10
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Sainsburys Car Park· yes
756m

Connectivity

Broadband and mobile coverage

99%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed484 Mbps
Median download445 Mbps
Superfast coverage99%
All operators 5G92%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityMEDIUM
NO₂: 48.0 µg/m³ · PM2.5: 10.0 µg/m³
Worse air than 63% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.2 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 93% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 7.3 km

Energy

Solar: 856 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield856.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SANDMERE PRACTICE

10-14 SANDMERE ROAD, CLAPHAM, SW4 7QJ

6 min walk

85%

Recommend GP

85%

Overall GP experience

14

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 431 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

27

Restaurants (800m)

12

Cafes (800m)

7

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

8

Convenience

Nearest supermarketIceland · 486 m
2 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

C

1

Libraries (1km)

2

Cinemas (2km)

598m

Post office

Nearby shops

Nisa Local138 m
Sainsbury's Local161 m
Old Post Office Bakery210 m
Payless Food & Wine210 m

Nearby cafes

Cafe Cairo233 m
Landors Natural237 m
The Old Bird244 m
Country’s Vegan hut252 m

Nearby restaurants

Alba188 m
Morley's205 m
Fabrizo 2 Go241 m
Sushi Heaven242 m

Nearby pubs

The Clapham North166 m
The Landor Theatre192 m
Mosquito Bar222 m
The Phoenix235 m

Nearby gyms

Jetts Fitness377 m
Clapham Leisure Centre504 m
PureGym598 m
Moreyoga754 m

Nearby pharmacies

Pearl Pharmacy343 m
Pulse Pharmacy508 m
Boss Pharmacy544 m
Kamsons Pharmacy567 m

Nearby health

Lambeth Hospital431 m
The Grantham Practice505 m
Springfield Medical Centre539 m
Clapham Family Practice543 m
Food hygiene (5-star)46% of 110

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

359 CLAPHAM ROAD (FREEHOLD) LIMITED
379 CLAPHAM ROAD (FREEHOLD) LIMITED
395 CLAPHAM ROAD RTM COMPANY LIMITED
ANGEL STUDIO PRODUCTION LTD
ARCLIGHT ADVISORY LIMITED

+10 more

Investment

Investment grade, yield and market outlook

52

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months4

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

71.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route3,768m
Crossrail 2 route2,443m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,764 nationally

2,387

Est. population

16,225/km²

78%

Employed

68%

Degree educated

£53,000

Median income

4.1%

Claimant rate

Urban coreVery high densityYoung professionals

31

Community stability

Age profile

53%
18%
Under 1811%
18–3453%
35–4918%
50–6412%
65+6%

Tenure

21%
40%
25%
Own outright9%
Own (mortgage)21%
Private rent40%
Social rent25%
Shared ownership5%
Rent free0%

Ethnicity

47%
19%
16%
White British47%
White Other19%
Asian6%
Black16%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine11%
No car household63%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent40%
Social rent25%

vs. London

Income vs London+26.2%
Price vs London+22.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
32
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
9
Local approval rate
78%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
134
Largest scheme
136 homes · Mary Seacole House, 91, Clapham High Street, SW4 7TF
Pipeline pressure
NONE

Named schemes (500m)

13 - 19, 13 - 19, Union Road, SW4 6JQ96 homes
completed
330-340 and 19, 330-340 and 19, Clapham Road, Jeffreys Road, SW4 9AJ79 homes
completed
4 6 8 10 12 12a 12b 14a And 14b, 4 6 8 10 12 12a 12b 14a And 14b, Union Road, 342-344 Clapham Road, SW9 9AT77 homes
completed
35 - 51, 35 - 51, Bedford Road, SW4 7SG75 homes
completed
340A, Clapham Road, SW9 9AJ62 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
21.3%
Ward turnout
61%
Election year
2026
MP
Bell Ribeiro-Addy (Labour)
MP majority
18,005
Constituency
Clapham and Brixton Hill

Councillors

Erica AbuLabour and Co-operative Party
Cat ThomsonGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£637,500)

£19,375

Standard buyer

£19,375

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Lambeth with nearby boroughs:

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Key facts for SW9 9BT

Full postcodeSW9 9BT
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardClapham East
Latitude51.466796
Longitude-0.128235
Parliamentary constituencyClapham and Brixton Hill
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey